Tax Deed Auction Max Bid Planner — the most to bid and still hit your profit

What is the most you can bid at a tax deed auction?

Enter what the property will resell for and what winning it will really cost. The tool takes out buyer's premium, surviving liens, quiet title, occupants, repairs, carrying costs and the return on your cash, then gives the maximum bid that still hits your target profit and stress-tests the bids you are considering.

1. The resale

Resale price you expect (as repaired, $)

Selling costs (% of resale)

Months to resell

Repairs and rehab ($)

Holding costs per month: tax, insurance, utilities ($)

Return your cash could earn elsewhere (% a year)

2. What winning costs besides the bid

Buyer's premium or auction fee (% of bid)

Recording, deed and transfer fees ($)

Liens that survive the sale ($)

Quiet title or title clearing ($)

Occupant removal, legal ($)

Target profit (% of resale)

Or minimum target profit ($)

3. Bids to test

Each row is a bid you might make, such as the opening bid or what you think it will go for. Up to six.

Label	Bid ($)

Fill in the numbers, then click Find my max bid.

How it is built

All-in cost: bid plus premium, recording, surviving liens, quiet title and occupant costs, plus repairs, plus monthly holding costs, plus a carrying charge on the cash you put in for the months you hold it.

Profit: resale price, less selling costs, less all-in cost. It is a straight line in the bid, so the maximum bid has an exact formula, not a search.

Check: the test suite recomputes profit at the maximum bid for hundreds of random deals and confirms it equals your target to the cent.

Common questions

What is the maximum bid at a tax deed auction?

It is the highest bid at which you still earn your target profit after every cost of the deal: buyer's premium and recording fees, liens the deed does not remove, clearing title and occupants, repairs, carrying costs and the return your cash could have earned. Work backwards from the price you can resell for, subtract those costs and your target profit, and what is left is the most you can bid.

Do liens survive a tax deed sale?

It depends on the state and the lien. Many states extinguish mortgages and most junior liens, but some municipal liens, federal tax liens with redemption rights, HOA assessments, easements and special assessments can survive and become the buyer's problem. Run a title search before the sale and enter the surviving amount; this tool only subtracts the number you type.

Why is the quiet title cost in the calculation?

Title insurers and resale buyers often will not close on a bare tax deed until a quiet-title action confirms it. That is a legal fee and several months of delay, so it belongs in the budget before you bid, not after you win.

How much should I discount for risk when bidding?

The calculator shows your profit if the resale price turns out 10% and 20% lower, and the value drop that wipes out your profit at the maximum bid. Many buyers bid well under the maximum so that a bad surprise, such as a title problem or occupant, still leaves them whole.

Is my data uploaded?

No. Everything is calculated in your browser, there are no accounts, and nothing is sent to a server. Use Save to download a scenario file.

Is this legal, tax or investment advice?

No. It is arithmetic on the numbers you type. Tax deed rules, redemption periods and lien priority vary by state and county, and buying at auction carries risk of loss. Talk to a real-estate attorney, title company or tax professional before bidding.